Tenant referencing in 2026: what you can check and how
With Section 21 gone, tenant selection is the biggest risk decision a landlord makes: ending a tenancy that goes wrong now requires a Section 8 ground. Referencing is where that risk is managed.
What a full reference covers
- Identity and Right to Rent: a legal requirement, not an option. See our Right to Rent guide.
- Credit check: CCJs, insolvencies and defaults. You need the applicant's consent.
- Income: payslips, an employer reference or accounts for the self-employed. The common benchmark is rent at no more than around a third of gross income, applied with judgement.
- Previous landlord reference: the most predictive item. Ask specifically about arrears, condition and conduct, and ring rather than rely on a letter.
The rules around referencing
The Tenant Fees Act bans charging tenants for referencing: the cost is the landlord's. A holding deposit of up to one week's rent may be taken while checks run, refundable in most outcomes. Discrimination law applies throughout, and the Renters' Rights Act adds explicit bans on blanket refusals of tenants with children or those receiving benefits.
If a reference comes back weak
Options short of refusal: a UK-based guarantor, or rent in advance within the limits the Act allows. Whatever you decide, record the reason: consistent, documented criteria are the defence to any discrimination complaint.
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Start my agreement →Frequently asked questions
Can a landlord charge a tenant for referencing?
No. Referencing fees to tenants are prohibited payments under the Tenant Fees Act 2019. The landlord or agent bears the cost.
Can a landlord refuse tenants on benefits?
No. Blanket bans on renting to benefit recipients or families with children are unlawful. Each application must be assessed on its own affordability and references.